====== Bylaws ======

The Strata Property Act Standard Bylaws are in effect with the following amendments:

===== 1. Use of the Parkade =====

The parkade area is to be used exclusively for the purpose of parking adequately insured (for liability) vehicles and storing bicycles in a designated parking stall.  The parkade area is not to be used for any purpose other than the aforementioned including any type of construction, painting and repairs to vehicles or storage of items (other than bicycles).

===== 2. Rental Restriction =====

  - A maximum of five (5) Strata Lots of the Residential Section may be rented at any one time.
  - An Owner wishing to rent a Strata Lot must apply in writing to the Strata Council for permission to rent before entering into a tenancy agreement.
  - If the number of Strata Lots rented at the time an owner applies for permission to rent has reached the limit stated in Bylaw 2.1, excluding exempt Strata Lots pursuant to sections [[http://www.bclaws.ca/EPLibraries/bclaws_new/document/ID/freeside/98043_08#section143|143]] and [[http://www.bclaws.ca/EPLibraries/bclaws_new/document/ID/freeside/98043_08#section144|144]] of the Act and section [[http://www.bclaws.ca/EPLibraries/bclaws_new/document/ID/freeside/12_43_2000#section17.15|17.15]] of the Regulations, the Strata Council must refuse permission, and notify the Owner in writing that permission has been refused and explain why.  The Strata Council must then place the Owner of the Strata Lot on a waiting list to be administered by the Strata Council based upon the date of the request for permission to rent.
  - If the limit stated in Bylaw 2.1 has not been reached at the time the Owner applies for permission to rent a Strata Lot, excluding exempt Strata Lots pursuant to sections [[http://www.bclaws.ca/EPLibraries/bclaws_new/document/ID/freeside/98043_08#section143|143]] and [[http://www.bclaws.ca/EPLibraries/bclaws_new/document/ID/freeside/98043_08#section144|144]] of the Act and section [[http://www.bclaws.ca/EPLibraries/bclaws_new/document/ID/freeside/12_43_2000#section17.15|17.15]] of the Regulations, and provided that the proposed tenancy is for a duration of at least six (6) months, the Strata Council shall grant permission and notify the Owner in writing as soon as possible.
  - An Owner receiving permission to rent a Strata Lot must exercise the permission to rent within two (2) clear calendar months from the date that the Strata Council granted permission otherwise the permission expires.  For the purposes of the limit stated in Bylaw 2.1 the Strata Lot shall be deemed rented from the date that the Strata Council granted permission.
  - Prior to possession of a Strata Lot by a tenant, an Owner must deliver to the tenant the current General Bylaws and rules of the Strata Corporation and a Notice of Tenant’s Responsibilities in the form required by the Act.
  - Within two (2) weeks of renting a Strata Lot, an Owner must give the Strata Corporation a copy of the Notice of Tenant’s Responsibilities duly signed by the tenant.
  - Where an Owner rents a Strata Lot in contravention of Bylaws 2.1, 2.2 or 2.3, the Owner shall be subject to a fine of $500.00 and the Strata Corporation shall take all necessary steps to terminate the lease or tenancy, including, but not limited to, seeking a declaration or Court injunction to enforce the Bylaw.  Any legal costs incurred by the Strata Corporation in enforcing the rental restriction Bylaws shall be the responsibility of the contravening Owner and shall be recoverable from the Owner on a solicitor and own client basis by the Strata Corporation.
  - A sub-lease of a Strata Lot is prohibited.
  - This rental restriction bylaw does not immediately apply to units currently rented until the owner who is the registered owner on February 3, 2003 sells the strata lot.

===== 3. Storage Lockers =====

  - Storage lockers are the property of the strata corporation, not individual owners.
  - Available lockers will be assigned to owners on a first-come, first-serve basis. Each unit is entitled to no more than one (1) locker.
  - Only resident owners may be allocated a locker.  If an owner with a locker rents out his/her unit the locker must be cleared out and released back to the strata corporation.
  - Bylaw 3.3 does not apply to units that were already rented out when these bylaws came into effect.
  - Reasonable effort will be made to contact owners of property in illegally occupied lockers.  After thirty (30) days from initial efforts to contact the owner, the lock shall be removed and the contents disposed of.

===== 4. Late Fees =====

Monthly maintenance fees are due and payable on the first day of each month.  Fees not received by the management company by the 10th day of the month in question will be assessed a fine of Ten (10%) percent per annum compounded annually of the owner’s unpaid balance.  When arrears exceed ninety (90) days, a lien will be placed against the strata lot involved for the total monies owing plus all associated legal and other costs.  

===== 5. Pets, Animals and Livestock =====

  - No pets or animals in the exterior garden areas.
  - No pets or animals in any area of the common area unless carried or on a leash.
  - Any fouling must be immediately removed by the person in charge of the animal.
  - Where Council receives a written complaint, it will be discussed at the next council meeting.
  - Seven (7) days prior to the meeting, written notice will be given to the complainant.
  - If Council is satisfied that the conduct impedes the reasonable use or enjoyment, they may provide a written warning.
  - Where prior written warnings have been received, Council may:
    - provide a further notice, or
    - provide written notice that the pet be permanently removed from the complex.  Failure to remove the pet within thirty (30) days will cause a fine of $200 per month to be levied against the strata lot, commencing thirty (30) days after the notice of removal was first given to the owner.

===== 6. Insurance (Recovery from Strata Lot) =====

Where a claim has been made against the insurance policy required by Section 149-155 of the Strata Property Act, the Owner of the strata lot will be charged a sum equal to the deductible charged by the insurer if the Owner is responsible for the loss or damage that gave rise to the claim.  

====== General Rules and Guidelines ======

Condominium and apartment living calls for a great deal of cooperation between owners and tenants.  Many problems can be avoided if some simple guidelines are followed.

===== 1. Noise =====

With most buildings, noise carries through them very easily.  This one is no exception.  To minimize the noise, particularly in the late evening or early morning hours, we ask that you:
  * Locate your radios, televisions and stereos away from common walls when possible.  Please keep them turned down between the hours of 11:00 p.m. and 9:00 a.m.
  * Elevate your speakers off the floor using speaker stands.
  * Do not operate appliances such as dishwashers, washing machines, clothes dryers and garburators between the hours of 11:00 p.m. and 9:00 a.m.
  * Be aware that cupboard doors, closet doors and patio doors can create quite a loud banging noise when not closed carefully.
  * Be aware that running up stairs and heavy walking in suites and hallways can be heard throughout the building.
  * Realize that heels on a tile floor are very loud in the suite below you.
  * Be quiet in common areas between the hours of 11:00 p.m. and 9:00 a.m.

===== 2. Cleaning =====

Help keep the development clean and tidy.
  * Refrain from leaving debris and garbage in the hallways and around the lobby area.
  * Please clean up after yourself when you make a mess.
  * Garbage should be securely wrapped and tied before placing in the dumpster.
  * To satisfy fire regulations, remove all oil stains from your parking stall promptly.
  * Do not store articles (such as boxes and tires) in the parkade area or on balconies.
  * Bicycles are to be stored on racks provided in the parkade, not on balconies or walkways.

===== 3. Parking =====

Help avoid parkade problems.
  * Park in your assigned stall only.
  * Drive slowly and keep to the right when entering and exiting.
  * Ensure your visitors park in designated visitor parking.
  * If you find someone has parked in your spot, try leaving them a note before having them towed.
  * Ensure all vehicles in the parkade are licensed or insured for liability.

===== 4. Pets =====

If you own a pet, then
  * Don’t allow your pet to wander around the common property.
  * Take it off the common property to relieve itself, and clean up any accidents promptly.
  * Ensure your pet does not disturb neighbours or other owners and tenants.

===== 5. Security =====

Help keep the building secure by observing the following:
  * Deny access to unknown persons who call you on the enterphone.
  * Do not allow persons to enter the building after you.
  * When entering or exiting the building, ensure the door has closed behind you before proceeding.
  * Wait for the parkade door to close behind you before leaving or proceeding to your parking space.
  * Do not leave valuables in your vehicle and ensure it is securely locked when unattended.
  * Do not leave your remote in the car.
  * If you will be away from home, have a friend or neighbour check your premises regularly and remove any flyers, etc., that may have collected outside your door.
  * Be alert and aware—report any suspicious looking persons to the police.
  * Ensure your suite locks have been rekeyed since taking possession.

===== 6. Rental units =====

For your information.
  * All owners who have rented their suites out to tenants should provide the property management office with a Form K signed by the tenants.
  * All tenants in the building are required to abide by the same rules and bylaws of the strata corporation as owners are.

===== 7. Moves =====

  * Please notify the property manager at least a week in advance of moves into or out of the building so that arrangements can be made to mount the elevator pads.
  * Do not engage in moving outside the hours of 9 a.m. to 11 p.m.
  * Be sure to empty your storage locker and remove the lock when you move out.
  * If you are a resident owner and desire a storage locker, contact the property management company.

===== 8. Other items =====

  * Inevitably, disputes will occasionally occur.  When they do, please make every effort to resolve them civilly.  If possible, residents are encouraged to try to resolve issues amongst themselves before bringing them to council.
  * In case of earthquake, please ensure that outdoor plant boxes are securely fastened and do not pose a hazard of falling.
  * Report any problems with the building (such as water ingress) promptly to the property management office.
